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Snagging Survey

Snagging Surveys in Craigavon

Independent reports for new-build homes across BT63 and BT66

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Snagging Surveys in Craigavon - Homemove

Craigavon new-build snagging inspection

Craigavon has a steady run of new-build work across BT63 and BT66, from Kernan Hill Manor on Kernan Hill Road in Portadown to Linen Lane in Craigavon. Our independent snagging inspectors walk the home, photograph every defect, and produce a report you can send to the site team before the defect window closes. That matters on a Hagan Homes plot just as much as on a Braidwater Homes one, because the list is often longer than buyers expect.

homedata.co.uk records show an average Craigavon house price of £171,000, with 604 sales in the last 12 months and a 12-month rise of +0.6%. New builds here are usually brick and block with render accents, so small finishing faults can hide at windows, seals, roof lines, and garden levels. Our reports give the developer a clear list to fix, backed by photos and room-by-room notes.

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Area Property Market Data

£171,000

Average House Price

604

12-Month Sales

+0.6%

12-Month Price Change

Active New-Build Developments

100-250

Average Snags Found

Using listing data from home.co.uk and property data from homedata.co.uk

What a Snagging Inspection Catches

Our snagging inspectors do not stop at scuffed paint. In a Craigavon plot such as BT63 5AE at Linen Lane, they check plaster finish, doors that will not latch, windows that do not seal, and sealant gaps around baths and sinks, plus external frame openings. Those are the faults many buyers only notice after the keys are in hand, and by then the builder can be slower to respond.

Functional faults matter too. A socket that sits out of square, a radiator that is not bled properly, or a trickle vent that is missing can all point to a rushed handover at Kernan Hill Manor or Laurel Wood in BT63 5GE. We also look for items that sit beyond ordinary snagging, such as missing fire stopping, poor ventilation, drainage falls that send water the wrong way, and cracks that go beyond normal shrinkage.

Craigavon's housing stock is split between semi-detached homes at 35.8% and detached homes at 28.1%, with 34.4% built after 1980. That mix matters because many new plots sit beside older masonry homes with different tolerances, finishes, and garden levels. On a modern scheme in Portadown or Lurgan, we often see external defects as well, including driveways not finished to spec, loose pointing, and boundary treatments that do not match the brochure.

A buyer's solicitor checks title, searches, and contracts, but they do not walk the loft at BT63 5RR or test whether a patio falls back towards the house at BT66 7GE. That is why snagging sits apart from the legal pack. Our report is written for the developer and the warranty paper trail, not for the land file.

Cosmetic defects in paint, plaster, tiling, and sealant
Functional defects such as doors, windows, sockets, heating controls, and leaks
Construction defects in kitchens, floors, skirting, stairs, and roof detailing
Regulatory defects such as fire stopping, ventilation, drainage falls, and structural cracks beyond shrinkage

Average Snags by Property Size in Craigavon

Flat 110

Terraced 135

Semi-detached 150

Detached 185

Benchmark based on our new-build inspections in BT63 and BT66

Why You Need It Before Completion (Or Within 2 Years)

A snagging report is strongest before legal completion, because the builder still knows the keys are not handed over. In Craigavon, that matters on plots like BT63 5RR at Kernan Hill Manor, where the house may look finished but the defects list can still run long. The first 2 years under NHBC Buildmark, Premier Guarantee, or LABC New Home Warranty cover defects that a snagger finds, so the clock starts running from completion.

After the 2-year defects period, the warranty narrows to structural cover. That means paint defects at Linen Lane, misaligned doors at Foxleigh Wood in BT66 7GE, and poor sealant around windows are much easier to raise earlier than later. If the inspection happens before completion, our report can go to the builder while the site team still controls the plot and the subcontractors are still nearby.

First-week snagging still has value if you have already taken the keys. A home on Laurel Wood or a plot close to Portadown can hide faults that only show up once the heating runs, the taps are used, and the windows are opened and shut a few times. We still photograph everything, date the defects, and keep the paper trail clean.

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Why You Need It Before Completion (Or Within 2 Years)

Pre-completion, first-week, and end-of-2-year snagging

Stage	Best time to book	What it catches
Pre-completion snag	Before legal completion	Defects on a plot the builder still controls, including finish, fit, and missing items at handover
First-week snag	Within days of moving in	Things that only show up once the heating runs, taps are used, and windows are opened and closed
End-of-2-year snag	Near the end of the defects period	Remaining defects that have not been fixed, plus issues that only became clear after living with the home

How the process works

Quote and instruction

You ask for a quote using the Craigavon details, and we confirm the plot type, bedroom count, and whether completion on BT63 5AE or BT63 5RR has happened yet.

Access is arranged

We contact the seller, site manager, or customer care team and agree access to the new-build home. On schemes like Linen Lane or Laurel Wood, the builder often needs notice before the inspector arrives.

Inspection day

Our inspector spends around 3-6 hours on site, checking the interior, loft, roof lines, windows, external brickwork or render, services, and garden levels. Craigavon plots with traditional masonry finishes need close checks on pointing, sealant, and movement at openings.

Photos and notes

Every defect is photographed and written up in plain English, room by room, so the developer can see what needs attention at Kernan Hill Manor, Foxleigh Wood, or another BT63 and BT66 plot.

Report in 2-3 working days

We send a full photo-illustrated report, and you can pass it straight to the builder or warranty provider if the snagging window becomes an argument rather than a quick fix.

Do not hand the keys over too early

Pre-completion snags carry more weight than a list raised after you move into a plot on Linen Lane or Kernan Hill Road. Once keys change hands, the builder may still fix defects, but your bargaining position drops sharply and the process gets slower. If there is time to resolve the list before completion, use it.

Local New-Build Considerations in Craigavon

Craigavon is not a place where all plots behave the same. The borough's geology includes mudstones, sandstones, limestones, and glacial till, and that clay content can create shrink-swell movement in some pockets after very wet or very dry spells. On a new home in BT63 or BT66, our inspectors pay close attention to cracks at plaster lines and around window reveals, plus external joints, because those are the places movement shows first.

Surface water flooding is another reason to inspect carefully around driveways and thresholds, plus rear gardens. The River Bann adds a fluvial risk near its banks, while urban drainage can struggle in heavy rain across parts of Craigavon, Portadown, and Lurgan. That means ground levels, gully positions, and the fall on patios matter just as much as the finish inside the hall.

The active local pipeline includes Hagan Homes at Kernan Hill Manor, Braidwater Homes at Linen Lane, Arona Developments at Foxleigh Wood, and Hilmark Homes at Laurel Wood. Most of the housing here is traditional masonry, often brick with render, though some modern plots may use timber frame behind the outer leaf. Our inspectors look for the common issues that follow that mix: render cracking, poor pointing, cavity tray mistakes, roof tile alignment, and external sealant that has been missed at the windows.

Craigavon sits inside the wider Armagh City, Banbridge and Craigavon Borough Council area, which has about 98,000 people and around 38,000 households. Almac Group, Moy Park, and Thompson Aero Seating are major employers, so builders stay busy across BT63 and BT66. Fast build pace can mean fast handover, and that is where finish defects creep in around a plot on Kernan Hill Road or a townhouse off Linen Lane.

Hagan Homes at Kernan Hill Manor, BT63 5RR
Braidwater Homes at Linen Lane, BT63 5AE
Arona Developments at Foxleigh Wood, BT66 7GE
Hilmark Homes at Laurel Wood, BT63 5GE

Using Your Snag List With the Developer

A good snag list is short on waffle and heavy on evidence. We group defects by plot address, room, and fault type, then attach photographs from places like BT63 5AE or BT66 7GE so the site manager can work through them without guessing. If there is a warranty code, we note that too, because NHBC, Premier Guarantee, and LABC each handle disputes slightly differently.

Start with the builder's customer care team, then escalate if the list stalls. On a Craigavon home at Laurel Wood or Kernan Hill Manor, we would expect the developer to deal with ordinary snagging items in the defects period, but missing fire stopping, drainage faults, or serious structural cracks need firmer handling and may need the warranty provider's resolution route. The point is to keep the paper trail clean from day one.

If the builder argues over a point, the photo set matters. A door that will not latch at Foxleigh Wood, a window that does not close squarely in Portadown, or patchy plaster in a BT63 semi can be shown clearly when the report uses room labels and date stamps. That makes the next reply from customer care far easier to pin down.

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Frequently Asked Questions

When should I book a snagging inspection in Craigavon?

Before legal completion is best, especially on plots at Kernan Hill Manor BT63 5RR or Linen Lane BT63 5AE. If completion has already happened, book within the 2-year defects period under NHBC Buildmark, Premier Guarantee, or LABC New Home Warranty. The earlier we inspect, the easier it is to get the builder to deal with the list while the site team still knows the plot.

How long does the inspection take?

Around 3-6 hours depending on size and access. A 3-bed semi in Craigavon may take less time than a larger detached plot at Laurel Wood BT63 5GE. We do not rush the inspection, because windows, roof lines, loft spaces, and external levels all need checking.

What counts as a snaggable defect?

Paint, plaster, doors, windows, sealant, sockets, kitchen fitting, and garden levels all count if they are unfinished or not working as they should. On local masonry builds in Portadown and Lurgan, we also pick up movement cracks, poor pointing, plus render defects. Wear and tear is different, because a brand-new hinge that will not latch is a snag, while damage caused after moving in is not.

How much does a snagging survey cost in Craigavon?

Homemove snagging pricing starts from £295 for a 1-2 bed flat or house, £375 for a 3 bed house, £450 for a 4 bed house, and £550 for a 5+ bed house. In Craigavon, that usually sits within the local £300 to £600 range, depending on the size and type of home. Pre-completion inspections use the same prices.

Who pays for the snagging survey?

The buyer pays, not the developer. That is true whether the plot is at BT66 7GE in Foxleigh Wood or BT63 5AE in Linen Lane. The survey is your evidence pack, and it is there to help you press the builder for repairs.

Can the developer refuse to fix items on the list?

They can dispute items, but they should not ignore valid defects raised inside the 2-year defects period. If a site team on Kernan Hill Road says a fault is cosmetic when the photo shows poor sealant or a window that does not close, we can help separate genuine snags from items they may argue are fair wear. Missing fire stopping, drainage falls, and structural cracking need faster escalation.

What is the difference between the builder, NHBC, and the warranty provider?

The builder is usually your first point of contact for snags, because they still hold responsibility for defect correction in the early period. NHBC, Premier Guarantee, and LABC provide the warranty framework, and they become more important if the developer stalls or the issue sits in the warranty category. On a Craigavon home, that route matters if the plot is on a larger estate like Kernan Hill Manor or Linen Lane and the customer care queue starts to slow down.

What if I have already moved in?

Book anyway. A first-week snagging survey still has value in Craigavon, because it records faults while they are fresh and before the 2-year defects period gets shorter. If you are already in a house on BT63 or BT66, we can still document the issues, send the report to the builder, and help you push for repairs.